Vienna, VA 22182 Real Estate Market Report

ZIP Code: 22182
Report Date: April 2026
Market Temperature: NEUTRAL
Scope: Single-Family Residential (SFR) listings and comps only

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Executive Overview

The real estate market in Vienna, VA is currently characterized by a median sold price of $1,275,000, reflecting a stable yet slightly downward trend in pricing. This market has decreased 8% since 2022, indicating a shift in buyer sentiment and market dynamics. As homes are taking longer to sell, with a median days on market of 290, this suggests a cooling market temperature where buyers are gaining more negotiation power.

With elevated inventory levels relative to sales activity, the market appears to be experiencing a transition towards a more balanced environment. The median listing price stands at $1,600,000, which creates a notable pricing gap that may reflect seller expectations versus current market realities. Overall, the combination of a neutral market temperature and extended selling periods indicates a potential for further adjustments in pricing as buyers navigate this evolving landscape.

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Market Overview

This analysis is based on a sample of properties from this ZIP code (up to 200 sold properties and up to 100 active properties). The median prices below are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Market Metrics

Note: The property counts shown above represent only the properties analyzed in this report sample, not the total inventory for this ZIP code. Median prices are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Rental Market

Note: The relationship between property values and rental rates reflects different market dynamics. Higher-priced properties may have lower rental yields due to factors such as luxury market positioning, owner-occupancy preferences, or long-term appreciation strategies rather than immediate rental income maximization.

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Property Taxes

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Liquidity & Velocity

Note: A Sale-to-List Ratio near 100% can occur when properties sell at or near their final listing price after price adjustments during the listing period, even when initial listing prices differ significantly from sale prices.

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Market Trends & Context

Understanding Market Temperature

A Neutral market indicates balanced conditions where neither buyers nor sellers have a strong advantage, typically characterized by flat price trends, extended but stable days on market, and moderate inventory relative to sales.

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Key Findings

1. The median sold price of $1,275,000 indicates a significant pricing adjustment, having decreased 8% since 2022.

2. Homes are taking longer to sell, with a median days on market of 290, suggesting a slower sales velocity.

3. The median listing price of $1,600,000 creates a notable gap relative to the sold price, indicating potential pricing friction.

4. The market temperature is currently neutral, suggesting balanced conditions between buyers and sellers.

5. Elevated inventory levels relative to sales activity may indicate excess supply in the current market.

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Notable Properties

The following 8 properties represent notable market examples and recent transactions that illustrate key market dynamics. These are illustrative examples selected for their significance (top sales, market benchmarks, quick sales) and are not the basis for the statistical calculations shown above.